Rock Farm Rock Farm Alfington, , EX11 1NZ Ottery St Mary 2 Miles 4 miles Exeter 14 miles

• Character Farmhouse • Accessible Location • 369 sq m (3,971 sq ft) Barns • 4 Bedrooms • 3 Reception Rooms • Kitchen with Aga • Pasture Paddock • 3.08 acres (1.25 ha)

Guide price £695,000

SITUATION The property is positioned in an accessible location on the edge of the small village of Alfington between the vibrant market town of Honiton and the pretty country town of Ottery St Mary. The farmhouse enjoys a sunny aspect and is well placed for access to the B3177 which links to the A30 and Ottery St Mary, along with a regular bus service.

Alfington has a church and a small village hall, whilst the town of Substantial character farmhouse with an impressive courtyard of Ottery St Mary, home to the well-respected Kings School, has a barns and paddock host of independent shops, pubs and restaurants, a large Sainsbury store, a sports and leisure centre and a doctors surgery.

Honiton offers a wider selection of shops and facilities, as well as a train station on the Exeter to London Waterloo line. The Cathedral City of Exeter lies some 14 miles to the West of the property offering a comprehensive array of retail and leisure facilities a main line railway link to London Paddington and an international airport.

The coast at , a world heritage site is to the South. DESCRIPTION Built of stone and cob elevations under a slate roof, the farmhouse has a wealth of character features including exposed cruck and ceiling beams, plank and muntin screen, window seats and fireplaces. A large former granary barn adjoining the farmhouse has been renovated with glazed Oak doors barn, with further opportunities to convert, subject to consents.

As is typical of a former farmhouse the accommodation is centred around a large kitchen, fitted with a range of units, Belfast sink, and an oil-fired Aga set within a large brick fireplace. Off the kitchen is the living room with a inglenook fireplace around a wood burning stove. The double aspect sitting room has two window seats and a fireplace. Beyond the entrance hall is the dining room with some of the more outstanding features of the house, including a beautiful clay tiled floor and character timber mullion window. On the ground floor is a utility and WC.

On the first floor are four bedrooms with exposed cruck beams. The family bathroom has a claw foot roll top bath. COURTYARD OF BARNS As illustrated on the land plan over leaf, there is a substantial range of traditional farm buildings formed around a concrete yard, built of a mix of brick, cob and stone. • Granary 56 sq m double height barn with part lean to rear • Cider Press 67 sq m, part 2 storey • Linhay 35 sq m part open fronted with 2 storey • Shippon 61 sq m single storey barn • 4 Stables in a block barn 59 sq m plus tack room • Piggery 22 sq m • Store 49 sq m, mono pitch roof opening to the field • Covered yard between the stables and stores. GROUNDS A short drive leads to gates opening into a large court yard area with ample parking, bordered by the outbuildings.

Beside the house is a patio area with steps leading to raised garden laid mainly to lawn surrounded by with attractive mature trees and shrubs.

Accessed from the courtyard is a South facing pasture paddock with mature hedge boundaries. In all the property extends to 3..08 Acres (1.25 ha). SERVICES Mains electric and water. Private drainage., Oil-fired central heating. VIEWING Strictly by appointment only, 01404 45885. DIRECTIONS From the Honiton head west on the A30, turn off left to Ottery St Mary, under the Iron Bridge and turning left again after a short distance to Alfington. Stay on this road entering the small village and Rock Farm is the first property on the left. Rock Farm, Alfington, Ottery St Mary, EX11 1NZ

These particulars are a guide only and should not be relied upon for any purpose.

Stags Bank House, 66 High Street, Honiton, , EX14 1PS Tel: 01404 45885 [email protected]

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